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HomeMy WebLinkAboutStaff ReportDESIGN REVIEW BOARD PDD CONCEPT PLAN STAFF REPORT Project Manager: Jennifer Prochazka Date: May 7, 2004 E-mail: jprochazka@cstx.gov For SOUTH HAMPTON (04-83) A Concept Plan shall be required prior to any development of property zoned Planned Development District (PDD) or Planned Mixed-Use District (P-MUD). Zoning District: PDD Planned Development District Approved Land Uses: Single Family Residential, with an average lot size of just over 1/4 acre, Buffers, and Landscape reserves. Location: 16.399 acres, generally located south of Nantucket Drive between State Highway 6 and Harper's Ferry Road Applicant: Phyllis Hobson, Nantucket, Ltd., property owner Z,;Vn ` 'Item Summary: The developer wishes to continue the subdivision as it was originally S envisioned and implemented in the existing South Hampton Phase I. This property was ~ originally zoned PDD-H in 1997, but the zoning expired in 2003. Staff sees the purpose ayQS of this PDD as reinstating a previously approved plan. The proposal includes 40 single-family lots with anLaverage lot size of iust over 1/4 acre Changes from the previously approved PDD-H zoning include a street connection to Nantucket Drive, a minor collector on the City's Thoroughfare Plan. The developer is proposing the standard R-1 setbacks, with the exception that lots that back up to Nantucket Drive will have a rear setback of 50' (10' from the buffer). Fencing for each lot will be on the home side of the buffer strip and the buffer will be left in its natural state with additional plantings encouraged. Lots that have drainage easements on the rear of the lot will have a setback of 10' greater than the drainage easement. Parks and Recreation Board Recommendations: Recommended fee in lieu of land dedication due to the size of the project. Greenways Program Manager Recommendations: N/A Administrator Recommendations: The administrator recommends approval of the plan as submitted. Review Criteria: 1. The proposal will constitute an environment of sustained stability and will be in harmony with the character of the surrounding area; 2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose of this Section; 3. The proposal is compatible with existing or permitted uses on abutting sites and will not adversely affect adjacent development; 4. Every dwelling unit need not front on a public street but shall have access to a public street directly or via a court, walkway, public area, or area owned by a homeowners association; 5. The development includes provision of adequate public improvements, including, but not limited to, parks, schools, and other public facilities; 6. The development will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity; and 7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the proposed use and other uses reasonably anticipated in the area considering existing zoning and land uses in the area. Minimum Requirements: Unless otherwise indicated in the approved Concept Plan, the minimum requirements for this development shall be those stated in the Unified Development Ordinance for R-1 Single-Family Residential. Attachments: 1. Application 2. Small Area Map 3. Concept Plan 4. April 15, 2004 Planning and Zoning Commission meeting minutes _QJk . ~c. ~S 4 ~ STAFF REPORT Project Manager: Jennifer Prochazka Date: April 5, 2004 Email: jrochazka@cstx.gov Item: Public hearing, discussion, and possible action on a Rezoning for South Hampton, consisting of 16.399 acres generally located south of Nantucket Drive between State Highway 6 and Harper's Ferry Road, from A-O Agricultural Open to PDD Planned Development District. (04-82) Applicant: Phyllis Hobson, Nantucket, Ltd., property owner Staff Recommendations: Staff recommends approval of the rezoning. Item Summary: The applicant is requesting rezoning in order to develop the property as single-family residential. The property was zoned PDD-H in 1997. The PDD expired in 2003 and the zoning reverted back to A-O Agricultural-Open. Staff sees the purpose of this PDD reinstating the previously approved land uses in the PDD-H. Changes from the previously approved PDD-H zoning include a street connection to Nantucket Drive. Requested PDD Uses: Single Family Residential lots (similar to South Hampton Phase 1), buffers, and landscape reserves. The proposal includes 43 single family lots with an average lot size of just over 1 /4 acre. If the PDD zoning is approved, the lot configuration and street layout will go before the Design Review Board for approval. Comprehensive Plan Considerations: Land Use Plan, which designates this Medium Density. Nantucket Drive is Thoroughfare Plan. The request is in compliance with the property as Single-Family Residential shown as a minor collector on the The property is surrounded by R-1 to the southwest, developed Nantucket in the ETJ to the south, developed South Hampton Phase 1 to the east, and developed A-O across Nantucket Drive to the northwest. Item Background: The property was annexed into the City in 1996 and zoned A-O Agricultural Open at that time. In 1997 the City Council gave direction for City staff to initiate rezoning of the property to PDD-H. An amendment to the PDD ordinance was approved in August 2001 that placed an expiration date of R:IHTLTRIPZLTRIPRODIPZ20041P0009416. DOC Created on 41112004 3:43 PM 24 months on all PDDs, therefore, the PDD zoning expired in August 2003. According to City Ordinance, the property reverted back to its previous zoning, A- O Agricultural Open. South Hampton Phase One, platted in 2000, is still zoned PDD-H. Nantucket Phase 7 and Fairhaven Cove were rezoned from A-O Agricultural Open to R-1 Single Family earlier this year. Commission Action Options: The Commission acts as a recommending body on the question of rezoning, which will be ultimately decided by City Council. The Commission options are: 1. Recommend approval of rezoning as submitted; 2. Recommend a less intense zoning classification; 3. Recommend denial; 4. Table indefinitely; or, 5. Defer action to a specified date. Supporting Materials: 1. Location Map 2. Aerial Photograph 3. Application 4. Infrastructure and Facilities R:IHTLTRIPZLTRIPRODIPZ20041P0009416. DOC Created on 41112004 3:43 PM INFRASTRUCTURE AND FACILITIES Water: The City currently has an 8-in line crossing SH 6 to serve this area. Any future subdivision will need to extend this line to serve all residences. Sewer: The City currently has a 6-in sewer line Crossing SH 6 to serve this area. Any future subdivision will need to extend this line to serve all residences. Streets: Nantucket Drive is a Minor Collector. State Highway 6 is a Freeway/Expressway. Off-site Easements: None known to be needed at this time. Drainage: Some drainage is toward the lake. The majority of surface flow is to TxDOT ROW and a culvert under the highway. Flood Plain: No FEMA floodplain onsite. Oversize request: None at this time. Impact Fees: The subdivision is in the 97-02B Sewer Impact Fee Area. The current fee is $243.38 per Living Unit Equivalent. NOTIFICATION: Legal Notice Publication(s): The Eagle; 3-30-04 and 4-27-04 Advertised Commission Hearing Dates(s): 4-15-04 Advertised Council Hearing Dates: 5-13-04 Number of Notices Mailed to Property Owners Within 200': 17 Response Received: None as of date of staff report R: IHTLTRIPZLTRIPRMPZ20041P0009416. DOC Created on 41112004 3:43 PM